NDA 三亚凤凰国际水城概念规划.ppt

1、Sanya Phoenix International Water Zone Concept Planning Project 三亚凤凰国际水城概念性规划设计,提纲Summary 原址分析The site analysis 我们的设计目标Our design objective 设计进程The design progress 设计理念The concept 设计角度The design vision 世界The Worlds 建筑形式及风格Architecture Styles 建筑高度Building height 交通组织和人行流线规划Traffic system Designate su

2、ch elements as light point or light axis to build the cognizable urban spatial structure; Emphasize the dramatic effects to match the different themes in different zones The Assignment of Night Light Design Lights Points Gateway space, Space nodes, Landmark Architecture, Main open space Light Axes T

3、ransportation network, The main central axis, The river-side and the lake shore,水文构造Hydrology management,为了建造一个和谐的区域环境，房屋应该建造在尽可能临近水的地方。因此，中心湖的水位必须保持较少的变化。 为解决这一问题，我们设计了一个能够把水疏导至若干个分区的水资源管理体系。 在洪水来临的情况下，容量为600 000 M3的中心湖能够调节水位，使水位高差被有效地控制在1.2米之内。 同时，上涨的大部分水将被引入内运河。这些内运河的构造使其能够接纳4米高差的洪水。 设在地块东部的一座与桥相

4、接的水坝能够蓄水并有效阻止洪水和控制潮差。 In order to establish a harmonious district, buildings should be close to the water areas. The level of the lake should be kept with few variations. By considering the flood problem we imagine a system able to distribute water in several places. In case of flood the interior la

5、ke is able to regulate the water level with a capacity of more than 600000 M3 by increasing the level of 1,20m In the same time main water flows will be diverted to the canals. The shape of these canals could accept a 4 m high flood. A dam create with the new bridge on the east side of the site will

6、 block the water and the tide in case of flood,水质Water quality,水质状况是极其重要的，以保证项目场地水上运动的成功。 两条流经项目场地的河流为湖供水。 一个由特殊植物组成的过滤池系统设在上游，这样能够为湖提供自然净化的水。 种植在湖畔周围和水渠中的水生植物将补充水的自然净化设置。 This is a major aim to develop with success all the water activities The lake take water form the 2 rivers. The natural filtrati

7、on system is installed at the junction. This filtration system based on water plants purification will allow a pure water to enter the lake. More special water plants like reeds are installed in the lake and rivers in order to increase the natural filtration system,生态管理 Ecological management “取之于地,

8、用之于地”的土地管理原则 在景观设计中引入改良和净化环境的植被 1 to 1 earth management Introduce small plants purification systems as landscape,建筑高度Building height,建筑高度是以陆地使用规划、景观和天空背景轮廓为设计依据的。 我们的主要目标是: - 为景观设计或水面增加开阔的空间 - 突出主要轴线并进行光照分析处理 - 沿运河、湖岸及该规划地块边缘布局高层公寓楼 The building height decision is based on the land use planning, lan

9、dscape and skyline The main objectives are: - Increase the open spaces for landscaping or water areas - Strengthen some main axis and deal with the sun analysis - Arrange the high rise apartments along the canals , lake front and on the border of the site,财务计划模式分析思路Financial Simulation: Analysis Con

10、cept,为了测算出该块区域土地可能的批租/拍卖价格，我们采用倒算法，通过对各功能地块进行具体的分析，计算出在各功能地块的IRR达到合理水平，能够满足二级开发商的投资获利前提下，相对应的二级开发商支付的土地成本。二级开发商支付的土地成本，也正是本项目投资商通过批租/拍卖形式获取的土地销售收入； 为了保证开发模式的合理性，我们采用了比较通行的测算模式：即则对功能块中可能出租的物业，假设50的出租，50的出售比例，来测算在一定成本下IRR值是否能够达到市场的平均水平。在实际运作过程中，投资商可以根据需求对租售比例进行调整。由于住宅地块自身的性质，我们假设100出售； 采用针对不同类物业的开发，开发

11、商期望的合理税后净投资回报大致如下： 住宅物业：610，本案我们以10为测算值； 商业金融：815，本案我们以12为测算值； 文化娱乐：815，本案我们以10为测算值； To get a possible leasing/selling price, the reasonable IRR number comparing is necessary. The same way is used to calculate the secondary develops needs. As a result, the cost for secondary developers is somehow eq

12、ual to the income got from leasing / selling of the land. To ensure the correct development, the plan used the universal calculating model. For the residential program all the property is sold out, for other programs 50% property is sold out and 50% property is leased. Under the various developing m

13、odels with different programs, the reasonable IRR after tax is as following: Residential: 6-10%(10% in this case) Commercial: 8-15%(12% in this case) Recreational and Entertainment:8-15% (10% in this case),分期开发建设的管理 Management of construction phases 目标 - 从工程建设伊始就创造出强烈的社区风格 - 防止水土流失 - 避免分期开发建设的干扰 Obj

14、ectives: Create a strong feeling from the early beginning of the construction Reduce the erosion and earth drainage to the sea Reduce disturbance during the construction process,分期开发构想Phasing Concept,两种分期开发的模式可以作为参考： 第一种模式： 一期完成中心湖及湖滨建设；同时为使一期的开发形成合理的规模，岛屿上的建筑与公共商业区的建筑可以同时开发。 随着中央岛屿及景观带河等区域的开发，二期建设不

15、仅完善中心商务及住宅区，而且塑造不同风格的社区面貌。 第二种模式： 该模式在第一期建设时尽量缩减开发资金，即只建起中心岛屿的一半并完成主干道的建设。 We propose 2 versions of the phasing stage Version 1 : To complete the concept of the lake and to build a rudiment of lake shore, the plan is to start the river divertion, the island and the public buildings in the first phas

16、e. To achieve a reasonable scale in the first development stage, residential area in the island is to be developed along with the commercial and public buildings. Following by the construction of the Island the partial landscape of the lake shore，an integrated district will complete. A modern urban

17、character with various styles will be formed. Version 2 : This version will be less expensive to develop for the first stage The plan is to start half of the island and the main crossing road in the first phase.,项目发展: 通往大海The future development of the project,目前规划图纸的设计安排允许自然地向大海延伸。我们绘制了一份宽水渠的草图，以便把内湖与大海连接起来。通过把水渠挖至大海及建造水坝，更大的船只和帆船将能进入规划区。 一座移动